Planning Commission

RECORD OF PROCEEDINGS OF THE PLANNING COMMISSION CITY OF BELLINGHAM, WASHINGTON THURSDAY WORK SESSION 7:00 P.M. February 18, 2016 CITY COUNCIL CHAMBER5 Video-taped www.cob.org CALL TO ORDER: The meeting was called to order by Ali Taysi, Chairman of the Planning Commission. ROLL CALL: Tom Grinstad, Jeff Brown, Garrett O'Brien (VC), Ali Taysi (C), Phyllis McKee, Steve Crooks and Lisa Anderson Present: Ali Taysi, Tom Grinstad, Jeff Brown, Phyllis McKee, Steve Crooks and Lisa Anderson Absent: Garrett O'Brien Staff Present: Greg Aucutt, Assistant Planning Director; Lisa Pool; Senior Planner; Chris Koch; Planner II; and Heather Aven, Recording Secretary. APPROVAL OF MINUTES There was general consensus to approve the minutes from January 21 and the February 4, 2016. 15 MINUTE PUBLIC COMMENT PERIOD No testimony given. WORK SESSION Review the updates to the draft Land Use and Housing Chapters of the Bellingham Comprehensive Plan. PUBLIC COMMENT Clayton Petree stated that the Whatcom County Council voted to increase Bellingham's population growth allocation to within 5% of the existing capacity; however, did not elect to make any changes to Bellingham's urban growth area (UGA) boundaries. He noted that previous Commission discussions involved deciding on a "trigger point" that would indicate when land should be included in the UGA Reserve or UGA, and suggested that language reflecting that discussion be included in the Comprehensive Plan. He commented on the vacancy rate in Bellingham, and recommended that it be tracked due to the fact that the land capacity analysis does not speak to the existing issue. Darcy Jones wondered what's included/not included in the comment tracker. He suggested that the commission request City Council to reconsider their recommendation on the population growth allocation, as well as the UGA boundary. He pointed out that the capital facilities chapter will speak to those capital facilities that still need to be built, as well as all of the existing deficiencies assigned to separate UGA areas. He stated that capital facilities must be built in order to say there is adequate land for future growth. It's inconsistent to take credit for density otherwise. He noted that the City's financial analysis for S. Caitac assigned $10 million from the King Mountain project. Anne Mackie expressed support for some of the changes contained in the draft chapters, specifically Policy LU-63 regarding engaging the community on important topics, as well as the section dedicated to looking at the role of the colleges and university with regard to student housing, the positive push for historic preservation and the sections on reducing homelessness in the community. She emphasized Final Copy - 1 that the owner-occupied requirement should be retained as the discussions about accessory dwelling units (ADU) move forward. She also wanted to know where/when/how detached ADUs would be permitted and noted that there is no accurate ADU inventory. She pointed out that the City has lost its affordable rental housing stock, and questioned what could be done to recapture it. Linda Twitchell, BIAWC noted the scarcity of land, which imposes a tight market on real estate; thereby driving up the cost of rentals. She commented on the healthy food reference in the Land Use Chapter and suggested that it be more defined. She suggested that the map indicating the location of developable land be shown with an overlay of critical areas. She referenced Policy LU-65 and noted that lot averaging is being considered with the update of the subdivision regulations as a tool to help reach density goals. Louise Bjornson expressed concern about allowing detached ADUs in single-family neighborhoods. Two houses on a lot is not a single-family use. She listed the reasons why, in the past, City Council has not recommended detached ADUs be permitted in single-family neighborhoods She spoke to the covenants the newer neighborhoods have that prohibit the detached ADUs, and pointed out that if the ADU change, only the older neighborhoods would be affected. Paul Schissler does not recommend that any of the goals be removed from the Housing Chapter, as what is included is helpful. It talks about wages, jobs, and the cost of housing (not just for owners). He believes renting will increase. He stated that, in his opinion, the Housing Chapter does not plan for all economic segments of the community. He suggested that additional language be added to help further explain the housing / wage gap. The wages a person needs for a rental aren't there. There's a housing mismatch in that one out of three households can't afford the home they have now. . He suggested that more resources be put toward implementing the Comprehensive Plan, especially the Housing Chapter. Dick Conoboy emphasized the importance of discovering what the City's inventory of ADUs looks like, and pointed out the value of knowing what is being charged to live in those ADUs. He's not sure they would be affordable. He spoke to the rooming houses that exist in many Bellingham neighborhoods and how not enforcing the City's occupancy rules the neighborhoods. He expressed concern about the City's land capacity, noting that last year a piece of residential property was rezoned to commercial. PLANNING COMMISSION QUESTIONS / COMMENTS: With reference to Policy H-7, it was pointed out that detached ADUs should not be permitted in single- family zones until an inventory is conducted. There was also concern expressed about the Commission or the City Council being the only ones determining "which neighborhoods" detached ADUs would be allowed in. It was suggested that a consultation should occur with the leadership of any neighborhood identified as a potential recipient of detached ADUs. Staff responded by stating that the consideration of where detached ADUs would be appropriate would occur when the ADU ordinance comes before the Commission later this year. Staff also reiterated that the owner-occupancy requirement will remain when the ordinance is updated. It was suggested that the development of a revised ADU ordinance be referenced in the Comprehensive Plan to avoid confusion or misinterpretation. Staff agreed that additional language could be added to clarify that a future public process will need to occur prior to allowing detached ADUs in single-family zones. The Commission expressed concern about some of the analysis that went into the Housing Chapter. What about looking at why the markets are broken and what is structurally wrong with the market? Final Copy - 2 There is more emphasis on low-income housing, with more funding for affordability. The chapters include vague ideas, while the issue of density and appropriate housing has gone by the wayside. It was also pointed out that issues are being artificially addressed; i.e. money will be spent to reduce the cost of housing for some, while increasing the cost of housing for others. Also, the chapter lacks "umph" in the housing affordability section. Need to monitor housing, figure out what's wrong by using data, and look at the jobs-wages disconnect. It was also noted by the Commission that the emphasis on retaining and rehabbing existing homes is a barrier to redevelopment. Staff was open to accepting suggestions from the Commission for language they would like to see included in the plan. COMMENT TRACKER REVIEW: Staff reviewed the Commissioner Comment Tracker and asked for general consensus on the proposed changes to the draft Land Use and Housing Chapters.  With reference to Policy LU-45, it was pointed out that manufacturing and light industrial uses were not included on the list.  It was suggested that the language reflecting the impacts of land supply on the affordability of housing be included in the plan. Staff asked the Commission to develop draft language for consideration.  A discussion took place on if it is appropriate to evaluate whether ground-floor commercial spaces should not be required as part of certain mixed residential-commercial buildings.  A suggestion was made to clarify that the intent of Policy H-6 is not to increase height limits.  It was suggested that additional language such as "creating new or expanding" interim housing be added to Policy H-48. Staff also reviewed the Public Comment Tracker and asked for general consensus on the proposed changes to the draft Land Use and Housing Chapters. There was general consensus on the proposed changes based on the comments received by the Commission and community. GENERAL BUSINESS NEXT MEETING - March 3rd - A work session on both of the draft Transportation and Capital Facilities Chapters of the Bellingham Comprehensive Plan. ADJOURNED: 9:00 p.m. Minutes prepared by: _____________________________ Heather Aven, Recording Secretary Minutes edited by Planning Commission members and various Planning Staff. Final Copy - 3